Today is one of those moments that makes all the late nights, early mornings, and relentless determination feel so worth it. I’m beyond proud to be recognized as an International & Canadian Diamond Society Award Recipient for 2024 AND to receive Coldwell Banker United’s Most Determined Award for 2024.

Blown away. Grateful. Motivated. Those are just a few of the emotions I’m feeling right now.

2024 has been a year of both setbacks and growth, two things I never thought could exist at the same time. But through it all, I’ve been putting in the work behind the scenes, constantly refining and strengthening my business with the support of my incredible Broker, Colin Hartigan. My goal? To bring you the ultimate real estate experience—one that makes buying or selling feel seamless.

I wouldn’t be here without the trust of my amazing clients, the support of my colleagues and industry professionals, and the encouragement from my family and friends. And of course, a special shoutout to Gary – my biggest cheerleader, and the one who keeps me grounded through all the chaos.

Real estate is tough. It pushes you, challenges you, and forces you to grow. But it’s also rewarding beyond words. I’m so proud to be thriving in a career I love, in a community that means the world to me, surrounded by a team and a Broker that I couldn’t do this without.

Today, I’m simply full of love and gratitude. Thank you to everyone who has been part of this journey—you’re the reason I get to do what I love every single day.

Kate Arnold | REALTOR®

Updated for 2026 Fort McMurray Property Assessments

After years of helping Fort McMurray homeowners navigate property valuations, I receive the same concerned calls every assessment season: homeowners worried their municipal notice means their home has lost value. With assessment notices arriving in mailboxes starting February 11, 2026, here’s what’s really happening, and why understanding this difference could save you thousands.

When Are Municipal Property Assessments Determined?

Property assessment notices issued by the Regional Municipality of Wood Buffalo are prepared well before they arrive in your mailbox. By the time you open that envelope in February 2026, the data inside is already outdated.

Assessments are based on:

• A valuation date from the previous year

• The physical condition of the property as of the end of the prior calendar year

• Historical sales data available at that time

Because of this timeline, your assessment does not reflect current market conditions, recent demand shifts, or what buyers are willing to pay right now.

What’s the Difference Between Assessment and Market Value in Fort McMurray Right Now?

A municipal property assessment is used for taxation purposes only. It is not designed to determine what your home would sell for in today’s real estate market.

Here’s how the values differ:

Municipal Property Assessment:

• Based on historical data

• Updated annually for tax calculations

• Does not account for real-time buyer demand

• May not fully reflect renovations or upgrades

Market Value:

• Reflects current market conditions

• Influenced by buyer competition and inventory levels

• Adjusts for location, condition, upgrades, and presentation

• Changes throughout the year

This is why two similar homes can have very different selling prices even if their assessed values appear close.

Fort McMurray’s Current Market Reality

Right now, Fort McMurray is experiencing conditions that make the gap between assessed value and market value particularly significant. Currently, we have 18.9% fewer listings than this time last year. This inventory shortage is creating competition among buyers for well-priced homes.

Here’s what the numbers tell us:

• Average days on market: 58 days

• Sale-to-list price ratio: 96.2%

• Inventory levels: Down 18.9% year-over-year

What does this mean for you? In neighbourhoods like Beacon Hill, Parsons North, and Saprae Creek Estates, I’m seeing homes sell for significantly more than their assessed values when positioned correctly in the market. The gap between what the municipality thinks your home is worth and what buyers will actually pay can be substantial.

How Is Market Value Actually Determined in Fort McMurray?

Market value is determined by analyzing what buyers are actively paying in today’s market. Unlike automated online estimates that miss Fort McMurray’s unique factors, from proximity to amenities to lot positioning for our northern climate, my market analysis includes a comprehensive evaluation of current conditions.

A proper Comparative Market Analysis (CMA) includes:

• Recent sold properties in your specific neighborhood

• Active and pending listings that show current competition

• Inventory levels and buyer demand patterns

• Adjustments for renovations, lot size, layout, and location

• Current market momentum and seasonal trends

• Fort McMurray-specific factors like industrial activity and employment trends

This approach provides a clear picture of what your home could realistically sell for now, not last year.

Real Example: Why This Matters

Last year, a Timberlea homeowner contacted me concerned their assessment had dropped. They were considering delaying their sale, worried the market had turned against them. After conducting a detailed market analysis, we discovered their home’s actual market value had increased due to recent neighbourhood demand, low inventory in their price range, and the upgrades they’d completed.

We listed strategically based on current market data – not the outdated assessment – and sold in 23 days at 99% of asking price, significantly above their assessed value. They would have left money on the table if they’d based their price on the municipal assessment alone.

Frequently Asked Questions

Q: What’s the 2025 assessment date for Fort McMurray properties? The assessment notices being mailed starting February 11, 2026, are based on property values and conditions from the previous year. This means the data is already 12+ months old by the time you receive it.

Q: How much difference is there between assessed and market value in Fort McMurray right now? The gap varies significantly by neighborhood and property type. In the current market, with inventory down 18.9% and strong buyer demand, many homes are selling well above their assessed values. A current market analysis is the only way to know your specific situation.

Q: When should Fort McMurray homeowners challenge their property assessment? Before challenging your assessment, consider whether it impacts your tax position meaningfully and how your home compares to similar properties in your area. I can help you determine if a review is worth pursuing by providing a comparative analysis of your neighborhood.

Why This Matters for Fort McMurray Homeowners Right Now

Fort McMurray continues to experience unique market conditions. With limited inventory across many neighborhoods and strong buyer demand for well-priced homes, relying only on your municipal assessment could mean:

• Underpricing your home and leaving thousands on the table

• Overpricing based on outdated data and sitting on the market unnecessarily

• Missing opportunities created by current supply and demand dynamics

• Making uninformed decisions about refinancing or moving timelines

Market value is fluid. It changes based on supply, demand, and buyer behaviour. With our current inventory shortage and average days on market at 58, understanding your true market position is more important than ever.

Should You Challenge Your Property Assessment?

In some cases, homeowners may choose to review or challenge their assessment, particularly if it appears significantly out of line with comparable properties in your neighborhood.

Before taking that step, it’s important to understand:

• Whether the assessment impacts your tax position meaningfully

• How your home compares to others in your area

• What your actual market value looks like today

• The time and effort required for the appeal process

A professional market evaluation can help you decide whether a formal review is worth pursuing, or whether your energy is better spent understanding your true market position for other financial planning purposes.

Get Your Current Fort McMurray Market Evaluation

This time of year always brings conversations about property values across Fort McMurray. If you’re curious about what your home is worth right now, not what it was worth last year, a current market evaluation is the best place to start.

I provide complimentary, no-obligation Comparative Market Analyses for Fort McMurray homeowners who want clear, data-backed guidance. My analysis goes beyond the numbers to include neighbourhood-specific insights, current buyer preferences, and strategic pricing recommendations based on

Whether you’re considering selling, buying, refinancing, or simply want to stay informed about your largest investment, I’m here to help.

Contact me today to book your personalized market evaluation and get an accurate picture of your home’s value in today’s Fort McMurray real estate market. Most evaluations are delivered within 24 hours with zero obligation.

Written by Kate Arnold | REALTOR® Serving Fort McMurray since 2016

P.S. Bookmark this page – I update it regularly with current Fort McMurray market insights and assessment information. You can also contact me to subscribe to my monthly market report, trusted by local homeowners who want to stay ahead of market changes.

As we move further into 2025, Fort McMurray’s real estate market is showing clear signs of a shift. One of the most significant factors shaping the market right now is limited inventory. With fewer homes available, buyers are facing increased competition, creating favourable conditions for sellers who are ready to list.

If you’re considering selling your home this year, you may be wondering: Should I list now or wait until spring? While spring is often considered the “hot” season for real estate, here are a few reasons why listing ahead of the rush might be the best move for you.

1. Low Inventory Means Less Competition

Currently, Fort McMurray is experiencing one of the lowest inventory levels in the past decade. As of February 3, there are currently 359 active listings with 51 of those listings under contract to sell. Since January 1, 2025 there have been 74 firm sales (source: Pillar 9). Fewer homes on the market means potentially favourable conditions for sellers. With limited options available, buyers are more motivated to act quickly and make competitive offers.

2. Buyer Confidence is Rising

Over the past year, we’ve seen a steady increase in sales volume and average sale prices. In 2024, sales volume was up 15%, while the average sale price increased by 4%. These trends + Bank Of Canada’s 6th rate cut in a row indicate that buyers are feeling confident in the market and are willing to move forward with purchases. If this momentum continues, sellers who list now could benefit from motivated buyers who are ready to make a move before the market becomes saturated in the spring.

3. Get Ahead of the Spring Rush

Spring is typically when more homes hit the market, meaning increased competition for sellers. Listing your home now allows you to attract serious buyers without competing against a flood of new listings. By the time spring arrives, you could already be well on your way to a successful sale.

4. Serious Buyers Are Already Looking

Many buyers are actively searching for homes today. Some have been pre-approved and are just waiting for the right property to hit the market. With low inventory and increasing buyer demand, you could secure a strong offer faster than you think.

Let’s Plan Your Next Steps

If I’ve reached out to you recently, it’s because I believe your home could be a great fit for the current market conditions. If selling is on your list for 2025, now is the time to book your free market evaluation or follow up on a previous one.

Even if you’re still on the fence about listing your home, a market evaluation is a valuable tool to keep in your back pocket. It doesn’t mean you have to sell, but it does give you the insights you need to make an informed decision.

I have set aside time this month for homeowners who want to explore their options. If you’re curious about what your home is worth in today’s market or want to discuss your real estate goals, let’s chat!

📩 Book your free, no obligation market evaluation today. I’m here to help guide you to a successful sale!

Supply and Demand

As a dedicated REALTOR® in Fort McMurray, I make it a priority to provide monthly market updates so you can stay informed about real estate trends. However, this month, I decided to zoom out and take a macro look at the past decade’s data, and what I found was fascinating.

The trends over the last ten years tell a compelling story of how our market has shifted. Here’s a look at some key data (data source Pillar 9):

What the Data Reveals

• Declining Inventory:
  Over the past decade, inventory has steadily declined. In 2015, the average monthly inventory was 957 homes. By 2024, that number had dropped to 474 homes—a reduction of more than 50%. The only comparable dip occurred during the pandemic-driven market in 2021.

• Sales Volume Resilience:
  Despite fluctuating inventory, sales volume has shown remarkable resilience. Sales in 2024 reached 1,220 units, surpassing 2015 levels. This suggests strong buyer demand despite tighter supply.

• Price Growth:
  Notably, 2024 is one of the few years, outside of the 2021 pandemic bubble, where the average home price increased. This indicates a shift in market dynamics, favoring sellers as demand outpaces supply.

What Does This Mean for You?

For Sellers:

This low-inventory, high-demand environment is a prime opportunity to sell your home. With fewer properties on the market, sellers are in a strong position to attract competitive offers.

For Buyers:

For buyers, navigating a market with limited inventory can be challenging. Preparation is crucial—having your financing in place and a clear understanding of your needs will help you act quickly when the right home becomes available.

My Advice for 2025

If you’re a homeowner, consider scheduling an annual or semi-annual market update for your property. Staying informed about its value will help you make strategic decisions, whether you’re considering selling or simply curious about the market.

If you’re planning to buy, let’s work together to develop a plan that positions you for success. As your REALTOR®, I’ll ensure you’re equipped with the knowledge and tools to navigate this competitive market.

Let’s Chat

Real estate is constantly evolving, and the data from the past decade proves how dynamic the Fort McMurray market can be. Whether you’re thinking about buying, selling, or just staying informed, I’m here to help.

Let’s make 2025 your best real estate year yet!

Buying a home is one of the most exciting journeys you’ll ever embark on, but it’s also one of the biggest decisions you’ll make. To help you feel confident and prepared, I’ve rounded up my favorite house shopping tips to guide you through the process. Whether you’re just browsing or ready to get serious, these tips will set you up for success!

1. Start with a Buyer Consult

The buyer consult is the cornerstone of a seamless real estate transaction. This is where we sit down to talk about everything—your must-haves, deal-breakers, budget, and timeline. Think of it as your roadmap to success.

I want you to feel comfortable and confident as we navigate the home-buying journey together. During this meeting, we’ll outline the steps ahead, discuss market trends, and set clear expectations. The more we plan now, the smoother the process will be!

2. Stay Ahead with Listing Emails

Want to be the first to know when your dream home hits the market? Sign up for listing emails!

With this tool, new properties are automatically sent to your inbox the moment they’re listed. You can favorite homes you’d like to view and track market trends in real time. Even if you’re in the “just looking” phase, it’s a fun way to stay in the loop and get a feel for what’s out there.

3. Embrace the Open House Experience

There’s something timeless about visiting open houses. While online photos and virtual tours are helpful, nothing beats stepping into a home to see if it truly feels right.

Open houses let you explore properties at your own pace, giving you a better sense of layout, flow, and those intangible “vibes” that make a house feel like home. Make a day of it—grab a coffee, invite a friend, and start imagining your future!

Selling your home is an exciting journey, but it can also feel overwhelming without a clear plan. As a full time, dedicated REALTOR® in Fort McMurray, I know the difference a little preparation can make when it comes to getting top dollar for your property. If I were listing my house for sale tomorrow, here’s EXACTLY what I’d do to ensure a smooth and successful sale.

1. Have a Market Evaluation Completed

Knowledge is power, and understanding your home’s current market value is the first step in preparing to list.  I have talked about this quite a bit in the past – a market evaluation helps to provide you with the market value of what your home could potentially sell for in today’s market.  This a great way to get baseline knowledge on market value for your property.  Think about it like checking your bank balance. This is a FREE service without obligation and an excellent tool for your toolbox.

2. Inquire About All Fees and Expenses

Selling a home comes with associated costs.  Now that you know the market value of your property, it’s time to inquire about other fees/expenses you may encounter when selling your home.   This includes but isn’t limited to: real estate fees, lawyer fees, mortgage pre-payment penalties, condominium documents, RPR or title insurance, pre-listing home inspection, and other closing costs. Knowing what costs to expect upfront helps ensure there are no surprises later on.

3. Complete a Pre-Listing Home Inspection

A pre-listing home inspection can uncover potential issues that might come up during a buyer’s inspection. Addressing any repairs or concerns beforehand can give buyers confidence and help avoid last-minute negotiations that could derail the sale (trust me when I say I have seen this happen more times than I would like to admit).  This is a great way to avoid any further negotiations after the initial negotiation, plus it can help you feel at ease when proceeding with an offer to purchase.

4. Pull All Permits and Renovation Receipts

Gathering all documentation for past renovations, upgrades, or additions to your home, including permits and receipts. Buyers often want to see proof that work was done professionally and up to code.  Having this ready in advance can streamline the sale process.

5. Execute the Photographer’s Preparation List

The secret to stunning listing photos is preparation. Be sure to review & execute the Photographer Preparation checklist.  Your property gets 1 first impression – make it a good one!  If you want a copy of my photo prep checklist, let me know and I will be sure to send it over to you!

6. Keep Home in a Showing-Ready State

Congratulations! If you have made it this far, you are ready for showings!  Showings can be requested well in advance or very last minute.  This may not always be possible, however try your best to keep your home in showing-ready state.  Keep Rubbermaid totes nearby to toss things in if you won’t have time to tidy up.  At the end of the day, you don’t want to miss an opportunity to have potential buyers view your home.

7. Communicate Regularly With Your REALTOR®

Remember, I work for YOU.  I am your best friend in this transaction. I want to keep you updated and informed throughout the process and I want you to keep me aware of any changes that may arise as well.  Communication is key to a successful sale, and I am never too busy to chat with you.  With that, happy selling!

Thinking about selling your home in Fort McMurray? Let’s chat—I’d be happy to guide you through the process and help you get the results you deserve!

Whether you’re buying, selling, relocating, upsizing, or downsizing, navigating the Fort McMurray real estate market can feel overwhelming. However, there are plenty of inexpensive or free activities you can engage in that will set you on the right path, even if you’re just exploring your options. Here are three underrated activities that everyone can benefit from:

1. Take Advantage of Open Houses

Open houses are a fantastic way to get a real feel for different styles of homes. You can explore various neighborhoods and discover what resonates with your aesthetic and lifestyle. This isn’t just about finding the perfect home; it’s also about understanding market trends and the features that are available in your desired areas. Buyers, sellers and neighbours can benefit from visiting open houses. Plus, it’s a no-pressure environment where you can take your time and envision your future.

2. Drive the Neighborhoods at Different Times of Day

Your dream home isn’t just about the house itself—it’s also about the community. Take the time to drive around at different times of day (daytime, shift change, evening, etc.) to observe. For example, is the area noisy with traffic? Does it seem kid friendly? Is there available street parking? Observing the dynamics of the area will help you narrow down your search criteria.  Grab a coffee and some company and make a day out of checking out some favourite spots. 

3. Have a Free Real Estate Consultation with Me

No matter your real estate goals, a free consultation can be incredibly beneficial. I’d love to sit down with you to discuss your future and help you create a tailored plan. With my experience and insights, we can demystify the process, ensuring you know what to expect as you move forward. Making a plan is a crucial step toward achieving your real estate dreams. And remember, it’s never too early to start planning—5years, 6 months, next summer—it’s all relevant.

In conclusion, these activities are not only budget-friendly but also invaluable as you embark on your real estate journey. Remember, whether you’re just putting out feelers or ready to make a move, I’m here to guide you every step of the way. To get started, let’s chat!

It was wonderful to see so many familiar faces at this year’s Fall Trade Show! The energy in the hall was contagious, and we had an absolute blast connecting with all of you at the Coldwell Banker United booth.

One of the highlights of our time at the show was the excitement surrounding our prize drawings. Congratulations to the lucky winners of the 65″ TV and the tickets to the Ugly Christmas Sweater Party presented by CEDA! We loved sharing those moments with you!

Thank you for taking the time to stop by and chat with us. Your enthusiasm and support mean the world, and we truly appreciate the connections we build within our community.

We’re already looking forward to the Spring Trade Show in 2025 and can’t wait to see everyone again. Until then, let’s stay in touch!

Kate Arnold REALTOR®
Coldwell Banker United

I’m thrilled to share that this year, I am a proud sponsor of our local Fort McMurray CIBC Run For The Cure! This event has held a special place in my heart for as long as I can remember, and it’s incredible to see how it has grown over the years.

My journey with this cause began when I was just six years old, canvassing door to door, raising funds and awareness for breast cancer. Those early experiences ignited a passion in me that has only deepened over the years. Every conversation, every dollar raised, felt like a small step toward a larger goal: to make a difference in the fight against breast cancer.

The CIBC Run For The Cure is not just an event; it’s a powerful reminder of the strength and resilience of those affected by breast cancer. It brings together communities, families, and friends in solidarity, creating a wave of support that cannot be underestimated. This cause is vital not only for fundraising but also for raising awareness and promoting early detection, which can save lives.

Together, we can continue to raise awareness, and strive toward a future where breast cancer no longer exists. I’m honored to play a part this year through my sponsorship, and I hope you’ll join me in this meaningful journey on Sunday October 6, 2024.

Let’s make this year’s CIBC Run For The Cure one to remember! See you Sunday on the Birchwood Trails!